home equity. Why? Certain

Home Equity Scams: Borrowers Beware! Home Equity Loans : Borrowers Beware! D o you own your home? If so, it's likely to be your greatest single asset. Unfortunately, if you agree to a loan that's based on the equity you have in your home, you may be putting your most valuable asset at risk. Homeowners-particularly elderly, minority and those with low incomes or poor credit-should be careful when borrowing money based on their home equity. Why? Certain abusive or exploitative lenders target these borrowers, who unwittingly may be putting their home on the line. Abusive lending practices range from equity stripping and loan flipping to hiding loan terms and packing a loan with extra charges. The Federal Trade Commission urges you to be aware of these loan practices to avoid losing your home. The Practices Equity Stripping You need money. You don't have much income coming in each month. You have built up equity in your home. A lender tells you that you could get a loan, even though you know your income is just not enough to keep up with the monthly payments. The lender encourages you to "pad" your income on your application form to help get the loan approved. This lender may be out to steal the equity you have built up in your home. The lender doesn't care if you can't keep up with the monthly payments. As soon as you don't, the lender will foreclose-taking your home and stripping you of the equity you have spent years building. If you take out a loan but don't have enough income to make the monthly payments, you are being set up. You probably will lose your home. Hidden Loan Terms: The Balloon Payment You've fallen behind in your mortgage payments and may face foreclosure. Another lender offers to save you from foreclosure by refinancing your mortgage and lowering your monthly payments. Look carefully at the loan terms. The payments may be lower because the lender is offering a loan on which you repay only the interest each month. At the end of the loan term, the principal-that is, the entire amount that you borrowed-is due in one lump sum called a balloon payment. If you can't make the balloon payment or refinance, you face foreclosure and the loss of your home. Loan Flipping Suppose you've had your mortgage for years. The interest rate is low and the monthly payments fit nicely into your budget, but you could use some extra money. A lender calls to talk about refinancing, and using the availability of extra cash as bait, claims it's time the equity in your home started "working" for you. You agree to refinance your loan. After you've made a few payments on the loan, the lender calls to offer you a bigger loan for, say, a vacation. If you accept the offer, the lender refinances your original loan and then lends you additional money. In this practice-often called "flipping"-the lender charges you high points and fees each time you refinance, and may increase your interest rate as well. If the loan has a prepayment penalty, you will have to pay that penalty each time you take out a new loan. You now have some extra money and a lot more debt, stretched out over a longer time. The extra cash you receive may be less than the additional costs and fees you were charged for the refinancing. And what's worse, you are now paying interest on those extra fees charged in each refinancing. Long story short? With each refinancing, you've increased your debt and probably are paying a very high price for some extra cash. After a while, if you get in over your head and can't pay, you could lose your home. The "Home Improvement" Loan A contractor calls or knocks on your door and offers to install a new roof or remodel your kitchen at a price that sounds reasonable. You tell him you're interested, but can't afford it. He tells you it's no problem-he can arrange financing through a lender he knows. You agree to the project, and the contractor begins work. At some point after the contractor begins, you are asked to sign a lot of papers. The papers may be blank or the lender may rush you to sign before you have time to read what you've been given. The contractor threatens to leave the work on your house unfinished if you don't sign. You sign the papers. Only later, you realize that the papers you signed are a home equity loan. The interest rate, points and fees seem very high. To make matters worse, the work on your home isn't done right or hasn't been completed, and the contractor, who may have been paid by the lender, has little interest in completing the work to your satisfaction. Credit Insurance Packing You've just agreed to a mortgage on terms you think you can afford. At closing, the lender gives you papers to sign that include charges for credit insurance or other "benefits" that you did not ask for and do not want. The lender hopes you don't notice this, and that you just sign the loan papers where you are asked to sign. The lender doesn't explain exactly how much extra money this will cost you each month on your loan. If you do notice, you're afraid that if you ask questions or object, you might not get the loan. The lender may tell you that this insurance comes with the loan, making you think that it comes at no additional cost. Or, if you object, the lender may even tell you that if you want the loan without the insurance, the loan papers will have to be rewritten, that it could take several days, and that the manager may reconsider the loan altogether. If you agree to buy the insurance, you really are paying extra for the loan by buying a product you may not want or need. Mortgage Servicing Abuses After you get a mortgage, you receive a letter from your lender saying that your monthly payments will be higher than you expected. The lender says that your payments include escrow for taxes and insurance even though you arranged to pay those items yourself with the lender's okay. Later, a message from the lender says you are being charged late fees. But you know your payments were on time. Or, you may receive a message saying that you failed to maintain required property insurance and the lender is buying more costly insurance at your expense. Other charges that you don't understand-like legal fees-are added to the amount you owe, increasing your monthly payments or the amount you owe at the end of the loan term. The lender doesn't provide you with an accurate or complete account of these charges. You ask for a payoff statement to refinance with another lender and receive a statement that's inaccurate or incomplete. The lender's actions make it almost impossible to determine how much you've paid or how much you owe. You may pay more than you owe. Signing Over Your Deed If you are having trouble paying your mortgage and the lender has threatened to foreclose and take your home, you may feel desperate. Another "lender" may contact you with an offer to help you find new financing. Before he can help you, he asks you to deed your property to him, claiming that it's a temporary measure to prevent foreclosure. The promised refinancing that would let you save your home never comes through. Once the lender has the deed to your property, he starts to treat it as his own. He may borrow against it (for his benefit, not yours) or even sell it to someone else. Because you don't own the home any more, you won't get any money when the property is sold. The lender will treat you as a tenant and your mortgage payments as rent. If your "rent" payments are late, you can be evicted from your home. Protecting Yourself You can protect yourself against losing your home to inappropriate lending practices. Here's how: Don't: Agree to a home equity loan if you don't have enough income to make the monthly payments. Sign any document you haven't read or any document that has blank spaces to be filled in after you sign. Let anyone pressure you into signing any document. Agree to a loan that includes credit insurance or extra products you don't want. Let the promise of extra cash or lower monthly payments get in the way of your good judgment about whether the cost you will pay for the loan is really worth it. Deed your property to anyone. First consult an attorney, a knowledgeable family member, or someone else you trust. Do: Ask specifically if credit insurance is required as a condition of the loan. If it isn't, and a charge is included in your loan and you don't want the insurance, ask that the charge be removed from the loan documents. If you want the added security of credit insurance, shop around for the best rates. Keep careful records of what you've paid, including billing statements and canceled checks. Challenge any charge you think is inaccurate. Check contractors' references when it is time to have work done in your home. Get more than one estimate. Read all items carefully. If you need an explanation of any terms or conditions, talk to someone you can trust, such as a knowledgeable family member or an attorney. Consider all the costs of financing before you agree to a loan. For More Information The FTC works for the consumer to prevent fraudulent, deceptive and unfair business practices in the marketplace and to provide information to help consumers spot, stop and avoid them. To file a complaint or to get free information on consumer issues , visit www.ftc.gov or call toll-free, 1-877-FTC-HELP (1-877-382-4357); TTY: 1-866-653-4261. The FTC enters Internet, telemarketing, identity theft and other fraud-related complaints into Consumer Sentinel , a secure, online database available to hundreds of civil and criminal law enforcement agencies in the U.S. and abroad. FEDERAL TRADE COMMISSION FOR THE CONSUMER 1-877-FTC-HELP www.ftc.gov April 1998

Denver Real Estate Investments

Denver Real Estate Investments - CO Real Estate Investments at Respond Investments A business referral community with over 2.5 million members My Account | Advertise directory.respond.com | matching.respond.com | referrals.respond.com Denver Real Estate Investments (30 Listings) Review customer testimonials, FAQs, work samples, and profiles of Denver businesses. The Respond Yellow Pages features companies that provide timely responses and professional service to our members. Request More Information and Respond will match you to leading local businesses. Are You A Leading Local Business? Join Respond Now! Sponsored Business Listings Add Your Business Listing Ryan O'Brien Realty Co. - 1 Customer Referral "Denver Native" 13111 E. Briarwood Ave Centennial CO Phone (720) 353-0170 | Visit Website Description: Professional and experienced residential real estate brokerage and mortgage services Request a Quote | Submit A Referral | View Company Profile Coldwell Banker Residential Brokerage ""I specialize in RESULTS!"" 8490 E. Crescent Parkway #100 Englewood CO Phone (303) 409-6125 Description: It is my goal to meet the Real Estate needs of my clients with honesty, integrity and professionalism to listening to their needs, providing personal attention and consistent follow-up and follow through. The end result will be a lasting friendship based on truth and a job well done. I have lived in the Denver area for 16 years, and I love it. Being a member of the Coldwell . . . more Request a Quote | Submit A Referral | View Company Profile Ameriquest - AM Orange CA Phone (888) 552-7941 Request a Quote | Submit A Referral | View Company Profile RE/MAX Northwest, Inc 12000 Pecos Street Westminster CO Phone (720) 628-0964 Description: For all your real estate needs in metro Denver. Very good knowledge of the entire Denver metro area. Whether you already live in the Denver metro area or plan on relocating to the area, I can be of immense help to you. Just let me know the specifics of what you are looking for in real estate -- buying or selling -- and I will work hard to get you exactly what you are looking . . . more Request a Quote | Submit A Referral | View Company Profile Free Business Listings Add Your Free Business Listing Cove Creek Mortgage 1777 S. Bellaire St. Denver CO Request a Quote | Submit A Referral GoodLifeHomes.net 4155 E. Jewell Ave Suite 805 Denver CO Request a Quote | Submit A Referral T2 Technologies 3333 S. Bannock Street, Ste 790 Englewood CO Request a Quote | Submit A Referral America Realty 1601 Downing Street Denver CO Request a Quote | Submit A Referral Art Of Living, Inc. Denver CO Request a Quote | Submit A Referral David C. Vigil, Broker Associate, KELLER WILLIAMS DENVER CENTRAL 210 University Blvd. Suite 300 Denver CO Request a Quote | Submit A Referral HomeStride.com 217 E. FAIR PL Littleton CO Request a Quote | Submit A Referral Remax Southeast, Inc. 8821 E. Hampden Ave. Suite 110 Denver CO Request a Quote | Submit A Referral Buycor, Inc. / Richard Talley Vp (303) 738-1700 5808 S. Rapp St. Suite 235 Littleton CO Request a Quote | Submit A Referral Housing Helpers of Denver LLC 303 16th Street #180 Denver CO Request a Quote | Submit A Referral Metro Brokers Jacobsen Realty 7852 So Elati Ste 102 Littleton CO Request a Quote | Submit A Referral 1 1 2 2 Next> Next> Looking To Find A Person? 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Foreclosure Property

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land For Sale Alabama

AFOA Forestland For Sale Opening Page Events Calendar News News Conferences Land For Sale Hunting Land For Lease Fee Hunting, Guided Hunts, Club Memberships Services & Supplies Archived 2004 News Archived 2003 News Archived 2002 News Archived 2001 News Archived 2000 News Archived 1999 News Archived 1998 News 2005 Calendar Past Events 2004 Calendar Past Events 2003 Calendar Past Events 2002 Calendar Past Events 2001 Calendar Past Events 2000 Calendar Past Events 1999 Calendar Past Events 1998 Calendar Past Events 1997 Calendar Past Events Forestland For Sale Alabama Forest Owners' Association (AFOA) AFOA does not check with sellers to learn if a propertyhas been sold. We rely on sellers to notify us. A property that has been listed for morethan a month or two has probably been sold. Members may list one forestland sale on this page each year at no cost as long as the price does not exceed 4 times the "current-use" bare-land assessment (approx. $1,000 to $2,400 per acre) plus the value of the standing timber and regeneration. Members who wish to list more than one timberland sale per year or list land priced higher than the above guidelines may list properties for a fee. The description will be color highlighted. Effective January 2005 , all professional land sellers must pay a minimum $30 to post an ad, including those sellers which represent or are represented by a member. Click here to Send Description of Your Land To Be Listed. ( 12/21/05) 38 acres for sale in Gosport, AL . Great dove field or home site, planted pine, hardwood timber, county road frontage, & Pond Site. Pond site was surveyed out by ASCS office. This tract would make a great rural residential site or recreational tract. It is convenient to Hwy. 84, Grove Hill, and & Monroeville. Asking $83,600. For more info, photos, maps, etc. visit www.forestryland.com or contact Clint Flowers of A&M Forest Consultants, Inc. at (251) 387-0787. Merry Christmas ! (12/21/05) 3,268 acres for sale on the Alabama River in South Clarke County , south of Carlton, AL. 4000+ sq. ft Lodge constructed of Pecky Cypress harvested from property with garden tubs overlooking river, manager’s house, helicopter pad, private plane hanger in Jackson, sold fully furnished, and more amenities too numerous too describe. Timber consists of old growth, ~23 year old, and planted hardwood. Established food plots. Excellent, deer, turkey, pig, & duck hunting. An additional 2,625+/- acres is also available with purchase of the 3,268. For more info, photos, maps, etc., visit www.forestryland.com or contact Clint Flowers of A&M Forest Consultants, Inc. at (251) 387-0787. Merry Christmas ! (12/20/05) 20 and 40 acres in Itawamba County, Mississippi ; fronts on Dorsey Evergreen Road, near I-22 and the TEN-TOM Waterway. Pine trees, some hardwood and fenced pasture, and a small farm pond. $3,000 to $3,500 per acre. Call (919) 489-0849. (12/05/05) 385 acres in Marion County, Al . 20+ year-old timber. $900/acre. Call (205) 631-2575. (12/05/05) 200-acre farm for sale in Walker County, AL , 12 miles north of Jasper off highway 195 on Bennett Road. Fronts on county road. 2bd/1bth house, barn, 2 storage houses, 1994 Ford 3930 tractor. Plantation pines recently appraised at $100k. Asking $650,000. Contact Keith Wood at (901) 854-1744 or keith.wood@ipaper.com , or Myron Wood at (918) 492-1949 or twood001@aol.com . (12/02/05) 405 acres in Greene County . Tombigbee River, frontage, hardwood timber. Camp house. Call Walter Tutt at (334) 534-1315. Visit Tutt Land Company . (11/28/05) 198.2 acres in Macon County , located on County Road 7, four miles from Interstate 85, in Shorter, AL. Eighty-five acres of open land and the rest in hardwoods and pines with hunting, home sites, and year-round water. Asking price - $2,800/acre. Will consider dividing into two tracts. Call (334) 727-4344 or (334) 398-4344. (11/18/05) 109 acres in Mobile County . Over 100ac in excellent deer hunting. 40 unit RV park. 1/2 ready to move in. Other 1/2 of park is 90% complete. City sewer available for entire property and water. 5 miles to city limits. 20 minutes to Gulf of Mexico. 40 acres in pasture. $3,600/ac. (256) 782-1444 (mobile). (11/16/05) 216 acres in north Walker County , close to Smith Lake, with deer and turkey. $1,500/acre. For details, call Perry Lollar at (205) 275-5251. (11/16/05) 40 acres FOR SALE IN BIBB COUNTY - For sale by owner off County Road 20. Property was cut in 1999 and spot planted. Some mature hardwoods left. Site index and hunting. Priced at $1,725/acre. Call (205) 908-0913, day or night. (11/11/05) 97 acres in Tallapoosa County , thirty miles north of Auburn, one mile from US 280. Road frontage, visibility, some loblolly sawtimber, forage for livestock, fences, perennial streams, game, building sites, 30X48 four-year old barn. Pond/pond sites, rolling Piedmont country. $239,000. Call (606) 247-2645 or (334) 524-4242. (11/07/05) 120 acres of timberland in northwest Autauga County , Alabama, with two-bedroom cabin, 10-acre duck pond, and timber. $1,800/acre. Call Mike at (334) 875-7229 (at night). (11/03/2005) 389 acres in Perry County (Marion) Alabama . FOR SALE BY OWNER: PRICE DROP $2,050/acre down from $2,150, FIRM - 30 DAYS ONLY! Will be given to agent in December and price will be raised to cover agent’s fee - buy now or pay later! 60 acres six-year pine/oak, 90 acres hardwood, 120 acres five-year pine, 75 acres three-year pine, and 42 acres open. Working timber and cattle farm - completely fenced. Large creek-crossing property with several pond sites; Black Belt land, two useable old barns, a well, food plots and winter grazing planted. Hunting. Paved road frontage and power available at the property line. Local property manager will consider continued management of property. Call (877) 553-6281 or (706) 662-7682 (voice mail). (10/27/05) 210 acres in Clay County, Alabama . Paved frontage on White Plains Road; creek on property. 40 acres of pine plantation, which needs thinning, and remainder in mature timber. $2,150 per acre or best offer. Call (256) 354-4325, (256) 283-1824, or e-mail to sonny@acs-isp.com . (10/25/05) 114 acres in Walker County, Alabama : 84 acres mature hardwood, 27 acres 2004 plantation; 3-acre lake and 1,200 feet county road frontage. $190,000. Call (205) 221-6960 or check website at www.jhgrahamllc.com for more information. (10/21/05) 204 acres in Fayette County, Alabama , located off of County Road 89: contiguous timberland planted in nine-year-old pine plantation - fully stocked - valued at $580 per acre. Total asking price $320,000. MINERAL RIGHTS INCLUDED. Also, food plots and many other pluses come with this land! Call (205) 344-5139, (205) 799-0291, or e-mail to hwoodard@mlforestresources.com . (updated 10/25/05). (10/12/05) 222 acres in Atkinson County, Georgia , 141 acres of which contains improved slash pine. Hunting. $2,500/acre. Call (334) 393-5036 or (334) 464-4004. If out, leave a message. (10/06/05) 330 acres in Coosa County , 5 miles south of Rockford. Mature mixed pine/hardwood timber with established roads, food plots, and plenty of water for hunting and recreational purposes. $2500/acre. Call Ron at (334) 850-7045. (09/27/05) HEAVILY Timbered tracts with great hunting available. Cruise info, maps, & pictures available at www.forestryland.com or Call Clint Flowers of A&M Forest Consultants, Inc. at (251) 246-4934. More than 20 tracts to choose from throughout South Alabama and Mississippi!!! Creek frontage, River frontage, road frontage... we've got a little bit of everything! (09/27/05) 300 acres in Cullman County between West Point and Jones Chapel. Mostly wooded with small pond, creek, deer, and other game. $3,500 per acre. Call Jim Tidwell (256) 734-7384 or cell 338-3974. (09/25/05) 61 acres in Chilton County. Two adjacent tracts (60.15 ac. & 1.33 ac.). 3 miles south of Montevallo. Bid opening: 2:00 PM, Friday, October 14. For bid prospectus & maps call Tom Brickman at (205) 870-5455 or (205) 936-2160. (09/23/05) 320 acres in Fayette County. Access by county-maintained roads. Various stages of timber growth, both pine and hardwoods. Deer, turkey, and small game. $1,200/acre. Call Grover Daniel (916) 362-8507 after 10 AM. (09/15/05) 80 acres in North Autauga County . $2,200 per acre. Excellent hunting land. Property located 1 mile west of I-65. Value in land only. For map to property call Bob Roberts, Dogwood Realty, LLC at (334) 850-6503 (truck) or e-mail at bobroberts@knology.net . (09/15/05) 220 acres in north Crenshaw Co., AL . Pine plantation approximately 8 years old. Approximately 25 miles south of Montgomery. Paved & dirt road frontage. Pond sites. Excellent hunting. $3,250/ac. Call Knox Norman at (334) 562-3623. (09/06/05) 410 acres in Lamar County , 15 miles West of Fayette. Excellent deer, turkey & dove hunting with 35 acres open field. Good site for developing a lake. One mile of Little Hell's Creek. Merchantable timber. $550,000. J. H. Graham, L.L.C. , (205) 221-7999. (08/31/05) Sealed Bid Sale September 29, 2005. One tract 179 acres; the other tract 361 acres, Clay County, Alabama. The minimum acceptable bid is $175,000 on the 179 acre tract and $385,000 on the 361 acre tract. Elevations over 1,400 feet with excellent mountain vistas. For a combined bid on both tracts as a whole (540 acres) the minimum acceptable bid is $560,000. Portions of both tracts join paved county road. Stephens Realty (334) 863-6412. (08/25/05) 80 acres in Autauga County , off U.S. 82. Billingsley area. Year round stream. Clear cut and planted pines in 1990. Joins International Paper. $2,000 per acre. Contact Harold Smith at (334) 281-1836 or lsmith121@charter.net . (08/23/05) 38 acres in Wilcox County near Kimbrough, mixed pine and hardwood stand, NE1/4 of NE1/4 of Section 1, T12N - R5E for $79,000. Call Hudson Hines (251) 564-1457 or at night (251) 575-7696. (08/17/05) 56 acres in Wayne County Ms. near Chatom Al. Mixed mature Hardwood and Pine Timber, power and water available, public road access onto property. Great hunting and fishing. Chickasawhay River borders property on the western side. Beautiful camp or home site overlooking the river. $3000 per acre OBO. For more information call Marlon Giles @ (601) 735-3892 (modified 08/26/05) . (08/02/05) 491 acre tract located in Russell County , Alabama near Pittsview with ten-year old pine stand. Gravel Road and Paved Road Frontage. Excellent timber-growing land. Land is offered for sale in two tracts or as a whole. Sealed bids due Tuesday, September 6, 2005 @ 2PM EST. SELLER RESERVES THE RIGHT TO REFUSE ALL BIDS . For more information, contact bette.carnell@wachovia.com or call (706) 571-9877. (07/22/05) 80 acres in Wilcox County , cut over in 2002. Excellent timber growing land. $1,500 an acre. Call Ken Lowry at (334) 272-1261. (07/14/05) 92 acres in Bullock County . Excellent deer and turkey hunting tract located at Blues Old Stand. $3000 per acre. Contact Will Curtis at (334) 319-1815 or chill222002@yahoo.com . (07/08/05) 173 acres in Coosa County close to Lake Mitchell for $1,734 per acre. Value in land and timber. Call Bob Roberts, DOGWOOD REALTY, LLC at (334) 850-6503 or bobroberts@knology.net for map/information. Updated 10/11/05. (07/06/05) 70 acres in Clarke County, Mississippi. . Mostly 12 yr. old pines. Gravel rd. frontage. 3 green fields with shooting houses. Electricity available. Excellent deer hunting. $1375 per acre. Call Paul at (601) 735-3717 or (601) 270-7220. (06/22/05) 40 acres in Washington County : 16-year old replanted timberland located 5 miles south of Deer Park. Call Johnny D. Jones at (251) 777-8533. (06/16/05) 601 acres in Perry County , north of Marion, various stand types, road frontage, food plots, power and public water available for $901,500. Call Hudson Hines at (251) 564-1457. (06/02/05) Visit our Web Site at www.iplandsales.com . We have property available across the south. Regional sales coordinators can help you locate land that fits your needs. Check the website for listings and to find a sales coordinator that can help you in your area of interest. Blue Sky Timber Properties, LLC. (06/02/05) 197 ac North Autauga Co ., AL near Billingsly on County Road 1. Property includes 100 ac merchantable pine and hardwood timber. Paved road frontage. Public water and power accessible. 13 ac North Perry Co ., AL near Heiberger. One year old planted pines. One green field. Paved road access on Coon Landing Road. Public water and power accessible. Just minutes to Highway 5. Approximately 30 to 45 minutes drive South of Tuscaloosa. 82 ac Perry Co ., AL near Sprott on County Road 130. Call Tonya Johnson, Robjohn Realty Inc . (334) 289-1855. (06/01/05) 58 acres in Lamar County , Alabama. Big mature hardwood. Bottomland with creek; excellent hunting. Near Detroit, AL. $95,000. Call Joel Hubbert at (205) 412-3825. SOLD (06/01/05) 200 acres in Prentiss County , Mississippi in mostly 13-year old pine plantation about 14 miles east of Boonville, MS off Highway 30. Round frontage on 2 county roads. Good hunting and creek. $1250/acre. Call Joel Hubbert at (205) 412-3825. updated 7/22/05 (06/01/05) 1,142 acres NEAR MOBILE (and I-10), fronting Pascagoula River . Oxbow Lake, Fishing Slough, Duck Pond(s). Over $800/acre timber value, cruise available . Old Growth Hardwood-Pine, Pine Plantations, & some Regeneration HW. All timber unthinned. Great Deer, Duck, and Turkey Hunting... Even bear sign! Asking $1,400 per acre . Call Clint Flowers at (251) 246.4934, e-mail: clintflowers@forestryland.com , or view online at: www.forestryland.com . (06/01/05) 7.3 acres in Chilton County . Oak and pine timber. Price negotiable. Call Mary A. Daniel at (323) 757-2440. (05/23/05) 57 acres in Choctaw County . $1200/acre. Contact John Crook at (256) 409-7006 or mjnumber2@aol.com . SOLD (05/19/05) 401 acres in Perry County . 20 year old pines on 90% of property. Good road frontage. Mostly flat land. 10 green fields. Great investment. Only $2,150/acre. Contact Brad Adair (205) 824-3515. updated 9/28/05 (05/13/05) 360 acres, Madison County , Hunting land, good road system, ponds, springs, mature timber and 15 year regeneration, excellent deer herd and turkey flock, Contact Colin Bagwell (256) 852-4050 or your.forester@mchsi.com . (05/12/05) Land Auction June 25, 2005 10 AM. 400 acres located in Bankhead National Forest, Lawrence County, Alabama. Contact Chuck Crump, AmeriSouth Auctions (256) 353-7525. PENDING (04/11/05) LAND FOR SALE: Clarke County., 306 acres @ $1,350/ acre. 13 year old pines, food plots, on Bassett Creek! READY TO SELL!!! Contact Clint Flowers at (251) 246-4934. Many other properties, maps, and pictures available at: www.forestryland.com . (04/07/05) COURT SALE. 106.6 acres in Winston County. Land & Timber. T10S, R9W, Sec. 10 & 15. Auction at 11:00 AM, Friday, April 29, 2005. For information call (205) 932-0469 or (205) 612-7900 or write to michaelburrow@charter.net . (04/04/05) Clarke County: 40 + acres of clear cut: $60,000; 36.47 acres of dirt road frontage, unrestricted tract that can be broken down or sold as a whole: $70,000. Both properties in Gainestown. Hudson Hines (251) 564-1457. (04/04/05) Perry County: 471 acres : $701,500; 601 acres : $901,500; 130 acres : $200,000. Hudson Hines (251) 564-1457. (04/04/05) 78 acres in George Co., MS , $160,000 - mixed hardwood/pines. Sec 9, T1S R 7W. (601) 735-5016 after 6 PM. Lumberland, PO Box 482, Waynesboro, MS 39367. (03/22/05) 1242 Acre Tract -Timber, Hunting and Recreational investment; various timber stands, interior road system, and 14 acre lake; located on the Pickens and Tuscaloosa County line. For information call Dale Lancaster at Midsouth Forestry Services, Inc. at (205) 364-7145. (03/22/05) 139 acres in Clarke County near Silver Creek, only minutes from Alabama River and Claiborne Lock and Dam, thinned plantation with food plots and public water and power are available. $355,000. Hudson Hines (251) 564-1457. (03/10/05) 134 acres in Pickens County , Alabama on County Road No. 63. Located in Section 17 and 18 Township 22S, Range 13 W, near Mitchell Bluff Cemetery. Good hunting with small pond. Electricity and county water. Price: $1,250 per acre. Call John Davis after 7:30 PM at (405) 396-8180. (02/28/05) Seven timberland tracts for sale on the Cossatot River and Bakers Creek near Gilham Dam in the Ouachita Mountain Range, Howard County, Arkansas (2,359 total acres). Property has dual recreational and timber value. Kayaking, canoeing, camping, hiking, hunting and fishing. Bid opening date is March 24, 2005. Maps and timber volumes can be viewed at www.reynoldsforestry.com ; call Reynolds Forestry Consulting at 870-234-0200 (ext 1203); colleen@reynoldsforestry.com . (01/27/05) 320 acres in Calhoun County between Ohatchee and Southside. Property lays East of Hwy 77 and has deeded frontage to Hwy 77. Property consist of 10yr old natural regeneration pine, mature hardwood stream bottoms, 30acr of mature hardwoods by lake, 600 feet of lake frontage, 600 feet of creek frontage. Deer, Turkey and duck are abundant. Property has green fields, shooting houses and a good interior road system. Great for recreation or development. $2500.00 per acre. Call Joey Cooper at (256) 268-0498. SOLD (01/27/05) 159 acres in Marengo County , Alabama: Section 21, Township 12, Range 1 East with a 21 acre, 12 year-old pine plantation. Asking Price $268,700 (includes appraised timber value of $95,000). Second Parcel: 36 acres in Marengo County (same owner as first parcel): Section 16, Township 12, Range 1 East. Asking Price $32,408 or $900.22 per acre. Contact Holly Woodard at (205) 799-0291, 758-6182, 344-5139 or hwoodard@mlforestresources.com . (01/14/05) 208 acres in Franklin County for sale $192,000 Alabama (Northwest Alabama). Branch and underground spring. This is Dirt price but can get option for timber Planted 20 yr old pine, Hardwood, and 40 acres of 30 year old natural regeneration pine. 1 mile from beautiful 6800 acre Lake. Deeded easement to property, no road frontage. Public Water and Electricity 1700 feet from property line. Deer and turkey habitat. Lays Gently rolling with much flat. Ideal for wildlife food plot construction with much flats. Gated access. Contact Neal Taylor at (256) 332-7377, (256) 810-5552, or henrvt53@aol.com . SOLD (01/14/05) 469 ac in Greene and Tuscaloosa County . 322 ac in plantation pine from 3 to 11 years old. Site indexes for loblolly pine from 76 to 85. 8 green fields and a 16 ac beaver pond for duck hunters. 7.5 miles north of the Knoxville I-20/59 exit. Approximately 30 miles west of Tuscaloosa. Paved road access. Power and water accessible. Robjohn Realty Inc . Tonya Johnson (334) 247-2430 cell, Demopolis office: (334) 289-1855. (12/15/04) SEALED BID AUCTION : Property #1 : 681 acres in Henry County, Alabama near Abbeville. Offered in 2 tracts or as a whole, located on County Road 222. Tract #1 is 298 acres and Tract #2 is 383 acres. Property #2 : 255 acres in Henry County, Alabama near Abbeville located on County Road 217. Both properties are planted with 5-6 year old pines and have abundant wildlife. Sealed bids will be due by Monday, January 10, 2005 @ 2 PM EST. For complete auction details please visit our website, www.tranzon.com or contact Jeremy Masey at 1-800-942-6475. (12/14/04) 20.9 acres in Clarke County near Greenwood north of Grove Hill with 750 ft frontage on Goodhope and Thomasville Rd. $62,000. Call (256) 881-5139. (12/06/04) 78.9 acres in Noxubee County , MS, Mashulaville area - forestland or timber for sale: W1/2,NE1/4,S5,T14N,R15E. Mostly mature hardwood and pine timber in 55 to 75 year age class with 25 to 30% pole grade pine material. Contact Bill at (662) 234-5864 or 233 St Andrews Circle, Oxford, MS 38655. (11/24/04) 1080 acres in Macon County . Premier hunting and recreational property located in Central Macon County. Property consist of pine plantation, hardwoods, creek bottom, and excellent duck habitat. Improvements include a main lodge, guest house, barn with shop, game processing room with walk in cooler. Excellent interior road system, paved road frontage and dirt county road frontage. There is 3.4 miles of frontage on Calebee Creek which provides some of the best deer habitat around. Intensive wildlife management over the past 10 years have created one of the finest turn-key tracts on the market today. The property may be divided into 767 acres and 313 acres, the price per acre is $2860/ac. Contact Will Marks, www.landmarkslandco.com , (334) 832-7300 or wmmarks@mindspring.com SOLD (11/18/04) 210 acres in Jackson County . Hunter’s heaven. 12,000 square foot horse barn, 3000+ square foot bed and breakfast retreat, view of Paint Rock Valley Mountains. Contact Colin Bagwell (256) 852-4050 or your.forester@mchsi.com . Modified 08/04/05 . SOLD (10/25/04) 123 acres in Clay County , Waits Road area, Sealed Bid Sale, November 18, 2004. For bid package call Stephens Realty (334) 863-6412. (10/18/04) 520 acres in Lamar County. Off of Steens / Vernon (County Road #9) about 4 miles from MS line. 80 acres of mature large timber, the remainder is planted in 5-7 year old pine plantation. Excellent hunting with deer, duck, turkey and squirrel and established food plots and shooting houses. Duck hunting is enhanced by a 32 acre beaver pond, sloughs, old creek runs and about 2 miles of Yellow Creek running through the property. Interior access roads through property and 4-wheeler bridge across creek. $655,200. Call (662) 327-4676 for information. SOLD (10/05/04) 160 acres, Northern Clay County on Shinbone Ridge for $168,000, timber cut in 2002, mountain land, elevation 1,060 to 1,480 feet, does not join a public road, good investment and hunting land Stephens Realty (334) 863-6412. SOLD (09/10/04) Lamar County: 30 acres. Mostly young pine timberland. Small creek. Highway frontage. Good hunting with roads & green field. $1,200 per acre. 40 acres. Same type land. Access road but no easement or road frontage. $800 per acre. Call Joel Hubbert at (205) 412-3825. (09/01/04) Visit http://www.alalandco.com to see all of AlaLandCo’s listings or call 1-256-825-4331 for a showing! 440 acres, Lee Co .--10 minutes from Auburn, nice big creek bottoms, 10 yr. old planted pine, terrific deer & turkey hunting, county road frontage. Will divide into 2 or 3 tracts. $1,100,000; 377 acres, Talladega Co .--Cotton & soy farm in the city of Talladega. Borders nice new neighborhood and the Bemiston community. Residential developer’s dream at $2500 per acre. $942,500; 164 acres, Clay Co .--This recreational/ hunting tract has it all! Rustic 3 BR, pine cabin on beautiful, large, swift, rocky creek. Canoeing, fishing, great deer & turkey hunting, awesome mountain views, many spring fed hardwood bottoms, good timber value. $328,000 SOLD (08/26/04) 453 acre tract in southeast Marion County. Frontage on paved road and New River. Bid date Sept 30th @ 2:00 p.m. For more information visit website at: www.jhgrahamllc.com or call (205) 221-7999. (08/26/04) 40 acres in Noxubee County, Mississippi . One mile North of Macon, MS, 30 miles West of Aliceville, AL. Timberland and recreational property. CRP income $1900+/yr. (planted pine, 10 & 13 yrs old, with riparian stream). Great hunting. $2000/acre. Call John Alford at (954) 561-1858. Editor's note (10/12/04): advertised price per acre was reduced by seller to $1500 from $2000 and location was modified to 25 miles W. from Aliceville from 30 miles. (08/06/04) 5 to 300 acres in East Central Alabama. Owner Financing Available. Timberland, Hunting Land, Pastureland, and Premium Home sites. Visit http://www.robertking.net . SOLD (07/23/04) 370 acres in Macon County. Excellent hunting and timber investment, paved frontage with water and power run into property, nine food plots, internal road system, 2 lakes, pine plantation and hardwoods , some open land. Between Tuskegee and Union Springs east of Hwy 29. $2,297/acre. Contact Will Marks, Landmarks Land Company , at (334)832-7300 or wmmarks@mindspring.com . Under Contract (07/13/04) 80 acres in Clay County off Alabama Hwy. 77. Property fronts two sides of Antioch road. Has year round water, roads, some timber. Food plots and excellent hunting with a variety of wildlife. $150,000. Contact Mr. or Mrs. Hopewell at (205) 274-0004 or nhopewell@otelco.net . Updated 06/27/05. (06/24/04) 126 acres in Elmore County on Rifle Range Road. Excellent hunting. Beautiful view all surrounded by rolling hills of pine plantation. Call D. S. Hopson Farms, (985) 898-1972 or 789-7330. (06/24/04) 64 acres in Elmore County on Rigsby Road. Some timber. Call D. S. Hopson Farms, (985) 898-1972 or 789-7330. SOLD (06/24/04) 103 acres in Bullock County. 65 acres in planted pines age 18 & 14. Balance in hardwoods. Direct access to State Highway 239 near Smuteye community. $1,650 per acre. Write to Dr. James S. McLelland at jsmtreefarmer@aol.com . SOLD (05/20/04) 164 acres in Clay County. 150 marketable mature hardwood. Small 3 br hunting cabin with central h/a. Food plots, creek, spring fed branches. Good fishing. Excellent deer, turkey and upland game hunting. $260,000. (256) 547-9522. ((05/17/04) www.farmsandtimber.com is a commercial website with links and contact information for numerous land sales companies. (03/28/04) 40 acres in Autauga County between Selma and Prattville, north of 14 off CR 1, deeded access, plantation and areas of mixed pine and hardwood for only $63,000.00. Hudson Hines, (251) 564-1457. (03/24/04) 1,656 acres in north Mobile County. Includes a 3 bedroom house, garage and utility building. Excellent stands of longleaf pine. Gallops Creek runs through property. Bid date: May 26, 2004. For bid package, call Jessica Little, Larson & McGowin, Inc., (251) 438-4581. (03/16/04) Three tracts of land in Sumter County, Alabama: 80 acres -- http://www.billmackeyproperties.com/livingston80ac.html SOLD (03/03/04) Approximately 6 2 / 3 acres in Macon County. Ideal for a trailer site. Will sell for $6,000. Call Mrs. Ida Catherine Richardson at (334) 727-1560. (slightly revised 7/14/04) SOLD (02/11/04) 7,174 acres in Jasper County, Mississippi. Timberland and recreational property. To be offered as a whole tract or on individual tracts ranging in size from 43 acres to 1,447 acres. Sealed bids to be opened on April 14, 2004. For additional information and bid package, call Greg Wittendorfer, AmSouth Bank Natural Resources Department, (251) 438-8359. SOLD (11/11/03) 122 acres in Randolph County for $244,000 located on paved road, partly in the city limits of Roanoke. No significant merchantable timber. Stephens Realty (334) 863-6412 dstephens@communicomm.com (11/04/03) 601 acres in Perry County north of Marion for $901,500.00*. Tract is on CR 29 and has plantations, and mixed pine and hardwood timber. Tract can be sold as 130 acres for $200,000 * or 471 acres for $701,500*. Hudson Hines (251) 564-1457. * revised from $844,000, $182,000, & $662,00, resp., 03/22/05 . SOLD (10/13/03) 70 acres in Clay County near Millerville. Timber recently cut except 10 acres on backside of creek. County road is the west boundary line. Will sell for $850 per acre and cut the remaining timber or will sell for $850 per acre and add remaining timber value to sales price. Contact Larry Jones at Thornton & Associates, Inc. at (334) 567-5436 or lrjones01@bellsouth.net . (10/09/03) 1,885 acres in Geneva County, Alabama and Walton and Holmes Counties, Florida. Auction November 8 at 11 AM. Call J.P. King Auction Company 1-800-558-5464. (09/06/03) 290 acres in Coosa County near Goodwater. Hwy. 9 is west property boundary in Section 33 & 34, Township 24 north, Range 20 east. Excellent hunting, creek, adequately stocked young pines and hardwoods as well as larger timber. Will bid in 5 parcels or total acres.Bid opening at Cecil’s Restaurant, Alex City, October 10 at 10:30 AM. Call Pennington Forestry at (205)596-3219 or 712-0995. (08/04/03) Eiland Forestry and Real Estate has several Recreational and Timber Tracts listed in central Alabama . Please contact us at (205) 655-0191 or on our website at EilandForestry.com for maps and locations. (07/01/03) John Hall & Company has several hunting, recreation, & timber investment tracts listed for sale in Bullock, Clay, Conecuh, Crenshaw, Dallas, Lowndes, Macon, Marengo, Monroe, Montgomery, Pike, and Russell counties. Acreage ranges from 50 to 2,500. Call 1-800-864-1281. SOLD (06/20/03) 200 acres in St. Clair County. 1000 feet frontage on County Road 22. Mostly hardwoods. 2 acre fishpond. 4 game food plots. $1550/acre. Contact Chip Grizzle at (205) 714-1004 or cgrizzle@brasfieldgorrie.com . SOLD (06/20/03) 80 acres in Blount County on Narrows Road between Hwys 75 & 79. 1/4 mile county road frontage. Surveyed. Call (931) 728-2358. SOLD (06/06/03) 163-acre farm in Cleburne County. Five miles off I-20. Includes barn, 1300 feet of river frontage, bass pond and 14 acres of bottom land. The remaining 143 plus acres is mature hardwoods. Great hunting tract for deer and turkey. Price reduced to $1800.00 per acre from $2250.00 per acre. (09/03/03) Call Tom at (256) 396-0025. (06/03/03) 40 acres in Covington County to be sold by sealed bid on July 17, 2003 at 10:00 AM. Mostly mature longleaf and slash pines surrounded by Conecuh National Forest. Call (251) 867-7724. SOLD (05/30/03) 231 acres in Randolph County. Court ordered auction, June 14, 2003, at 9:00 a.m. (CST) on the steps of the Randolph County Courthouse in Wedowee, AL. To be sold in tracts and/or as a whole. Prime hunting land. Call 1-866-814-5297. (05/02/03) 81 acres in Covington County. 18.9 in CRP 15 year oldpines, 50 acres in 5 year old pines, Balance in native hardwood. 2 branches, 3springs. 3 bedroom, 1 bath, 1200 sq. ft. wood frame farm house on Cothan Driveoff of Rose Hill Road. Call C. V. Wallace at (334) 347-9709. (02/22/03) 40 or 80 acres in Choctaw County. 8 year old pine timber with great hunting and easy access from paved roads. Just east of Butler & 45 minutes from Meridian, MS. $1500 per acre. Contact B. J. Allen at (239) 283-4998 or bjall@aol.com . (02/21/03) 191 acres in Jackson County. Some open, some wooded, 1.5 paved miles of frontage on Jackson paved roads 43, 38 and 49 , public water, adjoins public school, $1545 per acre. Contact Howell Smith at (256) 377-1148 or dianews@wwisp.com . (02/08/03) 160 acres in DeKalb County. Auction at Fisher Crossroads: 10 AM, Saturday, February 15. For details call Dempsey Auction Company at 1-800-336-7739. Click here to visit sale webpage. (02/05/03) 250 acres in Crenshaw County. Mixed pine & hardwood timber. Good hunting. $2,250 per acre. Sell all or may divide. Call Mary P. Carlton at (334) 227-4660. (01/07/03) You may list land for sale at www.landbook.com at no cost for the next 6 months. Click here to view Archived Land for Sale (land that was listed on this page in the past) . (00/00/00) $15 PER UNIT (THIS IS SIX UNITS) X X X X X X X X X X X X X X X X X X X X 1 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 2 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 3 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 4 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 5 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 6 Contact Information: Alabama Forest Owners' Association, Inc. P. O. Box 361434 Birmingham, Alabama 35236 Phone: (205) 987-8811 Fax: (205) 987-9824 Email: AlaFOA@aol.com

Selling Home

MSN Money - 6 reasons your home isn't selling MSN Home Hotmail My MSN Sign In Money S earch MSN Money: Help Home News Banking Investing Planning Taxes My Money Portfolio Loans Insurance Banking Home My Accounts Bill Pay Mortgages/Loans Services Credit Reports Financial Tools Track your bills Resources Decision Centers Home Buying Guide Home Financing Your Credit Rating Financial Privacy Better Banking Credit Card Smarts Bankruptcy Guide Commentary Index Related Links Manage Debt More on Budgeting Print-friendly version Send this to a friend Tap your home for extra cash Mortgage rates in your area Your credit score in seconds Home mortgage FAQs Find It! Article Index Finance Q&A Tools Index Site Map Recent articles by Bankrate.com: • Will I lose my frequent-flier miles? , 10/6/2005 • Should you insure your airline tickets? , 9/26/2005 • 10 after-the-disaster do's and don'ts , 9/21/2005 More... Related Articles Speed your home sale with these fast fix-ups The hidden financial truth about remodeling Smart -- and stupid -- ways to pay for your remodel The Basics 6 reasons your home isn't selling advertisement So, you're in agony because your home has languished on the market week after week. Here are some culprits that may be keeping buyers away in droves. By Bankrate.com Has your lawn grown up around that "For Sale" sign? Have the wasps moved into the lock box on your front door? Did you just receive an invitation to your real estate agent's retirement party? If so, chances are your home sale fizzled. Here are the six most-common reasons why homes don't sell and what you can do about it. Your home is overpriced Optimistic home sellers love to parrot the old adage, "There's a buyer for every home." But they often leave off the qualifier: "at the buyer's price." Find a loan that's right for you at the Loan Center The fact is that buyers, not sellers, ultimately determine the market value of a home. You can ask for the moon and set your listing price well above comparable properties in your neighborhood, but at some point it will be up to you, the seller, to accept what the buyer thinks your home is worth. Overpricing is the most common reason homes don't sell. When you ask an unrealistic price, it sets in motion a process that often works against you. Here's why: Most real estate agents, and hence most qualified buyers, will see your new listing within 30 days. If it is overpriced by as little as 5%, it will be duly noted and interest in your property will wane, especially if you show no intention of coming off your asking price. You likely already priced out buyers who might have qualified for financing at a more reasonable price. Even if you manage to find a buyer at your inflated asking price, the property may not appraise at that figure and the financing will fall apart. Your real estate agent may have approved or even suggested the inflated asking price to secure your listing. Conversely, other agents often use overpriced properties like yours to help sell their own listings. ("Here's what they are asking. Now would you like to take a second look at that first house I showed you?") "If you have a house that really should be priced at $200,000 and you've got it listed at $260,000, you are trying to compete against homes that really are worth close to $300,000 and all of a sudden your home really is not competing well," says Jeri Fisher of Jeri Fisher Real Estate in Missoula, Mont. "You want to compete with what is available out there among homes similar to yours." If your home remains on the market for too long, agents and buyers may begin to wonder if there are other, perhaps more serious reasons why it isn't selling. "It becomes shopworn, the same as a jacket hanging in the store week after week," says Fisher. "People are aware that it has been on the market a long time and agents stop showing it." Your home doesn't 'show' well Your home is competing against shiny new houses in those pristine subdivisions out in the suburbs with their attractive prices, incentives and community amenities. Face it: Even the best old house needs a little makeover if it hopes to attract a qualified buyer. The good news is most of the work will be cosmetic and relatively inexpensive: a new coat of paint, a few attractive window boxes, a thorough cleaning of floors and carpets. Voila! The place may look good enough to reconsider. A good real estate agent can advise you on where your time and money are best spent. "Price and condition are two things that the seller can do something about," says Fisher. "I always give people my 'honey-do' list. I think paint is probably a seller's best friend because it makes things smell fresh and look fresh. If it's time to paint, it's time to paint. It's the best return on investment." You're in a bad location Nothing has a greater effect on your home's value than its location. Your humble abode might be worth a king's ransom were it located in Palm Beach, Aspen or San Francisco. It might even jump thousands in value just two streets over in the next (and far superior) school district. "If you're in one of the higher-ranked schools around here, you're going to add $50,000 to $100,000 to the price of the same house," says Lenn Harley, a broker with Homefinders.com Inc. in Maryland and Virginia. The point is, location rules in real estate. If your home's location is less than desirable, your options are somewhat limited. A good real estate agent will do his best to help you accentuate the positive and eliminate the negative of your circumstances, say by using foliage to screen off offensive adjoining properties or dampen traffic noise. The best way to compensate for a poor location is to reduce your asking price or offer attractive incentives such as seller financing or a lease option with rent credit. You have a lousy listing agent Yep, they exist: Real estate agents who mislead, misfire and misbehave. Their bad advice can cost you plenty in time, money and the sheer hassle of keeping the place show-ready 24/7. The agent from hell will allow you to overprice your home ("Here's what I can get for you if you list with me!"), not market it properly, fail to screen for qualified buyers, be unresponsive to interest from other agents (if they sell their own listing, they don't have to split the commission) and keep you totally in the dark throughout the process. What's more, if your agent is abrasive, arrogant or otherwise difficult to work with, other agents may not want the hassle of showing any of their listings to prospective buyers. You are battling competition or market conditions We've all heard the terms "buyer's market" and "seller's market." In real estate, market conditions are affected by any number of external forces, some of them predictable (the weather, sort of), some of them unpredictable (the local economy, interest rates, public optimism or pessimism). In a "hot" or seller's market, homes go fast. Inventory (homes on the market) may be low, meaning less competition for you. Chances are better that you will get your asking price in a hot market; in fact, it is not uncommon to even be offered more than your listing price. But in a "flat," "cold" or buyer's market, sales slow to a trickle, inventories grow and buyers can find bargains, especially when they know the seller is motivated (i.e., paying on two mortgages). If you're trying to sell in a flat market, you're not only competing against all that vacant new construction, but against rentals as well. In this case, be prepared to settle for less than top dollar, or wait to sell until the pendulum swings once again in your favor. You have ineffective marketing Gone are the days when an agent could simply place your listing with the local multiple listing service, hold a halfhearted open house and wait for another agent to bring forth a buyer. Today's top performers launch a multilevel marketing plan that includes listing tours for area agents, newspaper and even TV ads, weekend open houses, listing fliers and placements in local real estate publications. Computers and the Internet also have changed the face of real estate. According to the National Association of Realtors, today more than one-third of all home buyers use the Internet for house hunting. The best real estate agents are computer-savvy. They have your listing in color on their laptops to show clients and communicate frequently via e-mail, a particular boon when working with out-of-town buyers. Suffice it to say that if your real estate agent isn't listing your home online through the company Web site as well as with the local MLS, you may not be getting the exposure necessary to find a buyer. "There are those who just put the listing in the multiple and pray it will sell and those that put a lot of effort into marketing their listings," says Fisher. "Unfortunately, with this weird system of compensation we have, they all get paid the same, whether they know nothing or have many years of experience." 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